Model valuation£417,0008 Busby Close
Local market context
2 Henley Park Farm Cottages, Henley Park, Normandy, Guildford, GU3 2AE
Estimated value
£401,000
- Against GU3 2AE's recent median (£767,500)-48%
Newest record on this page: May 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
80 m²
861 sq ft
Energy rating
E
Score 50
Council tax
Band C
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£401,000
- Against GU3 2AE's recent median (£767,500)-48%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Henley Park Farm Cottages is modelled from its 80 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU3 2AE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
80 m² from the EPC lodged in January 2021
Sales of this home
No sale recorded since 1995
Recent sales in GU3 2AE
4 sales, median £767,500 (2021–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
2 Henley Park Farm Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in GU3 2AE: £767,500 (2021–2003).
What this page doesn't show
1 potential issue has already been flagged for 2 Henley Park Farm Cottages, Henley Park, Normandy, Guildford, GU3 2AE. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 2 Henley Park Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Henley Park Farm Cottages is a semi-detached house in Normandy, Guildford, Guildford (GU3 2AE). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (January 2021) shows an E (score 50), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since February 2011. Between certificates, lighting went from Good to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to A (score 99), a 4-band jump.
At 80 m² it sits well below the postcode median (273 m² across 4 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about 2 Henley Park Farm Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
2 Henley Park Farm Cottages sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Jan 2021
EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
5.3 t/year
Occupancy
Rented
Certificate validity
Valid until 20 January 2031
Property Improvements
Changes detected from historical EPC data
Jan 2021from Feb 2011
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Henley Park Farm Cottages, Henley Park, Normandy, Guildford, GU3 2AE, sourced from the PlanIt planning register.
2 Henley Park Farm Cottages has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Henley Park homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Henley Park Farm Cottages runs well behind the street norm.
EPC Rating
50 (E)
Street avg 70 (C)
Floor Area
80 m²
Street avg 257 m²
CO₂ Emissions
5.3 t/year
Street avg 7.9 t/year
Habitable Rooms
4 rooms
Street avg 8 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Guildford district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
51/mo
Falling year-on-year across the wider district.
Nearest stop
0.9 km
Pond — bus stop.
Closest school
1.4 km
Normandy Village School. 1 school nearby.
Nearest schools
- Normandy Village SchoolPrimary1.4km
Nearest stops
- PondBus stop945m
- Anchor CloseBus stop958m
- Glaziers LaneBus stop1.0km
- Bailes LaneBus stop1.2km
Most reported crime locally
- Violence & Sexual Offences246 reports32%
- Anti-social Behaviour201 reports26%
- Criminal Damage & Arson80 reports10%
- Public Order52 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around GU3 2AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
38.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC E
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £695 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£416k
1 Kathleen Cottages, Elm Hill, Normandy
GU3 2HX
£425k
1 Milton Close, Normandy
GU3 2DJ
3 bed
£448k
1 Hawthorn Close, Normandy
GU3 2AB
£450k
1 Culls Road, Normandy
GU3 2ER
£454k
1 Eva Cottages, Elm Hill, Normandy
GU3 2HY
3 bed
£455k
1 Old Hall Cottages, Guildford Road, Normandy
GU3 2BP
3 bed
£460k
1 Orchard Way, Normandy
GU3 2EZ
3 bed1 bath
£488k
1 Elm Hill, Normandy
GU3 2JA
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 Henley Park Farm Cottages is modelled from its 80 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU3 2AE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for 2 Henley Park Farm Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 2 Henley Park Farm Cottages was lodged in January 2021 at band E and is valid until January 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Henley Park Farm Cottages. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 1 school and 28 stops listed are measured in a straight line from GU3 2AE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Henley Park Farm Cottages is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Henley Park Farm Cottages, Henley Park, Normandy, Guildford, GU3 2AE. Each answer is also embedded as structured data for search engines.
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